Lara Structure Plan Prepared by the Gee long Regional' Commission in consultation with the Shire of Corio 7 I • 0 YQ G : L

April 1985 R<>g;onal Comnllss;on .,.. •• £100 MINISTRY FOR PLA.NNING 8412 .' ~ND ENVIRONMENT LIBRARY IWWiii~I~Uiiiiil~ I M0002791

LARA STRUCTURE PLAN

Prepared by: Geelong Regional Commission in Consultation with the Shire of Corio, 1982-1985

This Structure Plan was adopted by the Geelong Regional Commission on 28th March 1985 and the Shire of Corio on 3rd April 1985.

Apri 1 1985 ISBN~0-7241-6058-2

57/LARA r------

C 0 N T E N T S PAGE NO. FOREWORD INTRODUCTION 1.1 Study Area 3 1.2 Purpose of the Structure Plan 3 1.3 Existing Statutory Controls 3 2. STRUCTURE PLAN SUMMARY

2.1 Summary of Policies· 5 3. EXISTING CONDITIONS AND FUTURE DEVELOPMENT

3.1 Existing Development 6 3.2 Population 6 3.3 Dwellings 8 3.4 Residential .Subdivision 8 3.5 Community and Commercial Facilities 12 3.6 Industry 13 3.7 Agriculture 14 3.8 Transport 14 4. OPPORTUNITIES AND CONSTRAINTS 4.1 Flooding 15 4.2 Geology, Soil~ and Permeability 17 4.3 Sewage Disposal 18 4.4 Water Supply 20 4.5 Aircraft Noise 20' 4.6 ' Other Barriers to Growth "23 . 5. STRUCTURE PLAN 5.1 Objectives 25 5.2 Discussion of Policies 25 5.2.1 Residential Proposals 25 5.2.2 Community Facilities 26 5.2.3 . Open Space. 28 5.2.4 Industry 28 6. IMPLEMENTATION .

6.1 Areas to be Rezoned 31 REFERENCES

57 /LARA ------

LIST OF ILLUSTRATIONS MAPS

Map 1 STUDY AREA 2.. Map 2 EXISTING LAND USES 4 Map 3 EXISTING COMMUNITY FACILITIES 11 Map 4 SOIL AND FLOODING CONSTRAINTS . 16 Map 5 G.& D.W.B. DRAINAGE AREA 19 Map 6 AVALON AIRPORT NOISE EXPOSURE FORECAST 22 Map 7 STRUCTURE PLAN 24 ·v Map 8 & SA EXISTING ZONES AND PROPOSED REZONING$ 29 & 30

FIGURES

Fig. 1 POPULATION TRENDS 7 . ' Fig. 2 BUILDING PERMITS ISSUED 1960-1982 8·

TABLES

Table 1 SUMMARY OF RESIDENTIAL ALLOTMENTS 9 Table 2 SUMMARY OF RURAL RESIDENTIAL ALLOTMENTS 10

57 /LARA - 1 -

FOREWORD In February 1983, the Geelong Regional Commission released the Lara Structure Plan - Public Discussion Document. That document contained a detailed account of the physical and planning constraints affecting the Study Area and proposed a strategy to guide development into the 21st Century. The Discussion Document was exhibited for a period of four months, but attracted very little public comment. Apart from some minor rezoning changes and the addition of policies and an implementation section, this adopted Structure Plan for Lara is consistent with the proposals contained in the Public Discussion Document. The Lara Structure Plan is a statement of planning policy to guide the long­ term development of Lara. The Plan broadly indicates the pattern of residential development and related commercial and community facilities envisaged for the future. It also indicates the objectives to be achieved through the administration of the Geelong Regional Planning Scheme and thus serves as a guide for the consideration of zoning changes and approval of development applications as the need arises .

. The Commission has prepared this Plan with the assistance of the officers and councillors of the Shire of Corio and after consultation with the staff of the Geelong and District Water Board, the Education Department, the Road Construction Authority and other government agencies. Their assistance is gratefully acknowledged. The Structure Plan has been adopted by the Geelong Regional Commission and the Shire of Corio.

C.K. ATKINS CHAIRMAN

57 /LARA - 2 -

CORIO

CORIO BAY

WEST

BELLARINE

. I STUDY AREA .I ' ·LARA STRUCTURE PLAN I GEELONG REGIONAL COMMISSION MAP NO I - 3 -

1. INTRODUCTION The Township of Lara is situated 15 kilometres north of the centre of Geelong, approximately 2 kilometres west of the Princes Highway. Map 1 shows the relationship of Lara to urban Geelong. Whilst Lara has experienced rapid growth in recent years, it has still retained a distinctive rural charm. However, the township presents several significant planning problems; it is expensive to service because of its dispersed character and distance from Geelong; it has been adversely affected by aircraft operations centred on Avalon Airfield and it has suffered in the past from flooding problems. These problems have been addressed in this Structure Plan and appropriate policies have been developed to guide the future development of Lara.

. 1.1 Study Area The Lara Structure Plan covers the township of Lara and the Rural Residential type subdivisions which have developed around-the town. ·As clear natural boundaries do not exist, the study area also incorporates some of the surrounding rur~l areas. The extent of the Study Area is indicated on Map 2.

1.2 Purpose of the Structure Plan

The purpose of this Structure Pla~ is to guide the long-term development of Lara into the 21st century. Because of the major servicing constraints the primary aim of this Plan is to ensure that the limited residential development potential is directed to the most suitable land. The Plan also .makes recommendations for the 1ocati on of ·future commercia 1 and community facilities. 1.3 Existing Statutory Controls Statutory Planning control within the study area is effected through zoning and associated ordinance provisions as per the Geelong Regional Planning Scheme. The administration of this Scheme, particularly the issue of planning permits and zoning certificates, is the responsi­ bility of the Shire of Corio. Changes to zones and·other provisions of the Scheme are the responsibility of the Geelong Regional Commission, after consultation with the Shire.

I . 57 /LARA ------·------LEGEND -URBAN DEVELOPMENT. r:;;:t6JJ PUBLIC OPEN SPACE. ~/A COMMITTED URBAN AREAS. (f] PRIMARY SCHOOL. .... "§l!!\M ~~~L D:~~~~~~~~. . ® SHOPPING CENTRE. ft:i:1f::;:;::ti:J FRAGMENTED LANDHOLDINGS. A RAILWAY STATION. I 1RURAL LAND. • INDUSTRY.

--· ARTERIAL ROAD. ~~~~~-===::.:O~T~HER PRIMARY ROAD

AVALON AERODROME

CHEETHAM SALT ...... ,._.•NT INDUSTRIAL AND WORKS

I ___&>IJ.______jj_~!L______... ·------L. . ...__ .. ~-- ..~ ~-~-~-~ ~.'\. .. EXISTING LAND USES SCALE 11 40,000 metres 500 jo 1 km.t LARA STRUCTURE PLAN ____. .. J Prepared by GEELONG REGIONAL COMMISSION MAP NO 2 - 5 -

2. STRUCTURE PLAN SUMMARY 2.1 Summary of Policies·

~ (1) No additional areas shall be· set aside for conventional resi­ dential development other than those areas identified in this Structure Plan, except where it is economically-desirable and in· accordance with proper planning principles· to allow minor residential development.

(2) All proposed low density -residential areas shall be zoned Residential C and development shall be monitored by Council to ensure the most efficient utilization of services.

(3) No_ additional ·areas shall be set aside for Rural Residential development other than those areas identified in this Structure Plan.

(4) The possible future need for a post primary school to be located at Lara should be monitored by the Education Department. ( 5') The Centre way shall be developed as the commercial centre for Lara.

(6) Council shall continue the development of op~n spate spines along the ~reek systems. (7) All future development of a service business or industrial nature is to be confined within the appropriate zones and touncil shall ensure that a high level of amenity is maintained, particularly where such uses abut residential zones.

57 /LARA - 6 -

3. EXISTING CONDITIONS AND FUTURE DEVELOPrENT 3.1 Existing Development The Township of Lara has acquired a distinctive character resulting from a variety of factors includ,ing a significant floodplain which bisects the settlement, and a tendency for residential Aevelopment to occur in a series of ribbons along the numerous government roads which converge on the town. During the last decade, several small pockets of residential development have grown on the ribbons and some infilling has occurred. The recent developmen·t of a large area of conventional residential subdivision at the western edge of the town has had a particularly strong impact on Lara's character. Low density rural-residential subdivision has partly surrounded the "core" of the township, particularly to the east and west where the land is mostly free from flooding. The problem of flooding has generally retarded growth to the north and south. Aircraft noise from Avalon Airfield has apparently been partly responsible for limited growth to the east. ·3.2 Population The population of Lara grew at a rate of 7.7% p.a. between 1966 and 1976 and at a rate of 6.5% between 1976 and 19811• This contrasts with the average regional growth rate of almost 2.6%. During the period 1971-1981, the population of the township more than doubled and at the Census on June 30th 1981, the population totalled 4,231 people. Approximately 600 people live in the surrounding Rural Residential type areas. It is estimated that only 15% of the population growth between 1971 and 1976 resulted from natural increases, the remaining 85% increase resulting from migration. However, between 1976 and 1981 the migration rate fe~ 1 and only accounted for aproximately 40% of the popu 1at ion growth. . . The composition of the population, as illustrated by Figure 1, has changed considerably during the period 1966 to 1981 and it appears that these trends have continued. The bulk of the population growth has been brought about by young families moving into the. area. A substantial growth in the 65+ age group is also evident and can be attributed to the influence of St. Laurence Park; a retirement village.

It is expected that the past trends, particularly the influx of yo-ung families, will continue in the immediate future. However longer term trends are susceptible to substantial fluctuations, depending upon the rate of migration. In particular, population growth will be affected by: the rate of regional population growth;

1 Australian Bureau of Statistics - 1966, 1971, 1976 and 1981 Census. 2 Geelong Regional Commission. "Population Trends : 1971-76 - Geelong Region". June 1978. 57 /LARA

___ ..::______:_____~ ·.:__\._- - 7 -

the effects of increasing fuel and travel costs on commuting, patterns. Increasing costs could particularly affect the number of people settling in lara and commuting to ; the employment effects of future industrial development in the northern parts of Geelong, particularly in the Heales Road area and, potentially on the I.CI site at Point Wilson; the constraint imposed by the limited sewerage capacity in the northern section of Geelong, including lara; the -relative attractiveness of lara as a residential area compared with alternative residential areas~ If population growth continues at a rate of approximately 150 .persons per year, which appears to be a reasoriabl e average based on previous growth rates, the maximum residential capacity of lara will be reached aroun~ the turn of the century.

MALE FEMALE

200 100 0 0 100 200

1966 NUMBER OF PERSONS

MALES FEMALES 65t 6 0-6 4 5 5-5 9 50-5 4 4 5-4 9 4 0-4 4 3 5-3 9 3 0-3 4 2 5-2 9 2 0-2 4 I 5- I 9 I 0- 14 5- 9 - 4

300 200 100 0 0 100 200 300

1981 NUMBER OF PERSONS

Fig. 1 POPULATION TRENDS 1966-1981 ;.. 8 - .

3 . 3 Owe 11 i n g s Between 1960 and 1982 an average of approximately 45 dwellings have· been constructed each year. Considerable variations in the .rate of construction are evident, particularly the substan~ial increase since 1971 which reached a peak of 114. dwellings in 1976. (See Figure 2). The sustained fall in building which is evident throughout the State since ·the latter part of the 1970's is reflected in the substantial drop in building permits issued for Lara.

NUMBER OF PERMITS 150

YEAR · 1960 1965 1970 1975 1980 1985

Fig. 2 NUMBER OF BUILDING PERMITS ISSUED 1960 - 1982

3.4 Residential Subdivision (a) Urban Residential Allotments

The main residential areas of Lara have been subdivided into suburban­ type allotments. Although new areas have generally been subdivided at the density specif~ed in Column 4 of the Uniform Building Regulations (minimum area 650m ), older allotments vary in size considerably. Within the Residential A, Reserved Residential and Rural Future Urban zones shown on the adopted Geelong Regional Planning Scheme, there are a total of 1,613 existing allotments. Of these 1,071 are occupied by dwellings or flats, while. the remaining 542 allotments are vacant4. It is estimated that up to 1,000 additional a·llotments could be created _within the existing areas_zoned for residential developneht. There is consequently potential for almost 2,600 r~sidential allotments in total, which could house a population of at least 7,000 persons in existing designated urban zones.

3 Corio Shire - Building Department Statistics 4. Survey, January 1 983. · · 57/LARA - 9 -

The distribution of existing residential allotments and the potential for the creation of additional allotments in the existing zones is 11 indicated in Table 1, .. Summary of Residential Allotments •

TABLE 1 : SUMMARY OF RESIDENTIAL ALLOTMENTS 4

Existing Allotments Planning Zone Scheme Zones Potential Developed Vacant Allotments

Residential A 972 328 220

Reserved Residential 88 215 600*

Rural Future Urban 11 Nil 158

1,071 542 978

TOTAL EX!STING AND POTENTIAL ALLOTMENTS : 2,591 ALLOTMENTS * . Assumes 0.8ha blocks are not re-subdivided. (b) Rural Residential Allotments In the Lara area more than 450 Rural Residential type allotments ha~e been subdivided, dwellings having been constructed on 192 of the allotments. It is estimated that unsubdivided land zoned for .Rural Residential uses in the study area could yield an additional 41 allotments. (See Table 2).

Development rates during th~ period 1968-1982 have averaged less than 12 houses per year . Less than half the existing allotments have been developed, consequently there is an adequate supply of vacant allotments for a considerable period unless development rates increase significantly.

4 Survey, January 1983. 5 Geelong Regional Commission,. The Geelong Region Rural Residential Living Strategy, February 1983, p.12. 57 /LARA - 10 -

TABLE 2 SUMMARY OF RURAL RESIDENTIAL TYPE* ALLOTMENTS5

Existing A11 otments Planning Zone Scheme Zones Potential Developed Vacant A11 otments

Rural General Farming; Rural Residential; 192 232 41 Rural Floodland

TOTAL EXISTING AND POTENTIAL ALLOTMENTS 465 ALLOTMENTS

* Allotments 0~8ha to 4.0ha.

5 Gee long Re.gional Commission, The Gee long Region Rural Residential Living Strategy, February 1983, p.12. 57 /LARA . I -J LEGEND LAURENCE @ SWIMMING POOL CD INFANT WELFARE CENTR~E~~' ® KINDERGARTEN ® PRIMARY SCHOOL ·, ® PUBLIC HALL · ® R.S.L. HALL ® SENIOR CITIZENS @ DOCTOR @ POLICE ® HOTEL t CHURCH EXISTING COMMUNITY FACILITIES ·.:<.)j.:.J PUBLIC OPEN SPACE ... .,•,). . I: 11,765 Prepared by LARA STRUCTURE PLAN URBAN DEVELOPMENT GEELONG REGIONAL COMMISSION . MllP NO' - 12 -

3.5 Community and Commercial Facilities The dispersed nature of Lara has tended to discourage concentration of facilities although two groupings have occurred: · (a) The Centreway Area A variety of facilities have developed in an area extending from the Centreway eastwards to the hote 1. Within this area, which spans more than .600 metres from east to west, there are located a wide range of community and retailing facilitfes as indicated on Map 3. The Centreway is developing as the major shopping centre in the town ~d the existing Retail Floorspace* totals approximately 2,200m . It includes the largest supermarket (although small in contemporary terms) in Lara and a range of smaller shops, offices and bank~. A large car parking area adjoins the centre. (b) The Patullos Road-Forest Road Intersection Six roads intersect at the Patullos Road-Forest Road junction. In this vicinity, a number of facilities indicated on Map 3 have developed. The facilities have developed around the intersection rather than concentrating adjacent to it. This has had the effect of aggravating the traffic problems caused by the junct~on. The existing Retail Floorspace totals approximately BOOm and the centre is now fully developed. Further expansion can only occur at the expense of existing residential use-~. Any expansion would also cause increased traffic problems. (c) , Other Facilities Lara is served by several churches, two state primary schools and a Catholic Primary School. Secondary school aged children travel to Geelong. The Brotherhood of St. Laurence has developed an extensive retirement village and associa.ted facilities which houses in excess of 100·people. _ (d) Proposed Correction a 1 Centre: In· June, 1984 the Minister for Community Welfare Services announced that the State • s first Correction a 1 Centre wi 11 be built 6 kilometres north-west of Lara on the Bacchus Marsh Road.

* Retail Floorspace has been measured as the Gross Leasable Area. This is the area.·which would be rented if a shop were to be leased. It includes all the area within the store, incl~ding storage and preparation areas, and informal staff amenities. 57 /LARA - 13 -

The Correctional Centre will comprise accommodation units for 250 prisoners plus a Staff Training College. The 97 hectare site is approximately 2 kilometres north of the Strategy Plan study area. It is difficult to estimate the effects of the proposed Centre on Lara, but in the short term there is likely to be a localised increase in the demand for housing. There will also be economic spin~offs for the Lara economy.

3.6 Industry Several isolated industries have developed in or around Lara: . 1. Pains-Wessex, located in Bates Road, manufacture fireworks and explosives. The company employs ten people. 2. The Lara Lime Company has a long established crushing plant for agricultural lime in Forest Road which employs two people.

I I. 3. The Geelong and Cre~sy company has a grain_depot on railway land I facing Mill Road. Employment fluctuates between eight and thirteen people, depending upon seasonal conditiOns. 4. Barneys Blu Crete, a ready-mix concrete plant, is located on the north side of McClelland Avenue. The firm employs approximately 15 people and provides concrete for the Geelong Region and some ·of Melbourne's western suburbs.

5. The Government Aircraft Factory and- pilot training facility are located at Avalon Airfield. The factory employs 450 people. 6. The L'eggs () Company, which recently closed, (August, 1984) was operating out of a factory situated on Old Melbourne Road. The building includes a factory area of 3,200 square metres and an office area of 550 square metres and there is car parking. for 100 plus cars. The Commission is currently seeking new uses for the site which is-zoned Special Industrial. Several. minor industries provide services such as vehicle repairs, fencing and plumbing. · ·These industries are mostly located in the Service Business Zone, fronting McClelland Avenue and Hicks Street. · The 1981 census indicatei that 1,687 people residing in Lara were members of the workforce • The major-ity of these people work in Geelong because of the limited employment opportunities in Lara, however a substantial number commute to work places in Melbourne.

6 Australian Bureau of Statistics, 1981 Census. 57 /LARA --14 -

3.7 Agriculture. The land sur.rounding Lara is a productive agricultural area which is predominantly used for .mixed farming. Although extensive Rural ·Residential ·type subdivisions .have occurred, large areas extending north from Lara remain in large allotments. Agriculture should continue to be viable in these areas provided further fragmentation of _holdings is minimised.

3.8 Transport

Public transport between Lara township and Geelong consists of bus and rail services. Two direct return bus trips, with a third service requiring passengers to change buses at Corio Village, are provided daily during the week. Rail services comprise a total ·of 42 trains ·per day stopping at Lara Station. School bus services are also provided.

57 /LARA :. 15 -

4. OPPORTUNITIES AND CONSTRAINTS 4.1 Flooding I The Elcho Creek system and Hovells Creek converge immediately south of I Lara. Both creeks are liable to flooding, although the intensity and type of flooding varies. Map 4 indicates areas liable to flooding, being b~ed on the 1973 floods which are the most severe on record in the area • . . . Hovells Creek creates a wide flood plain which bisects the townships and inundates several established residential areas. Flooding in much of this area consists of deep, fast-flowing water, the most damaging type of flooding. Along most of the Elcho Creek system, a different type of flooding occurs, caused by poor natural drainage of the flat land. Considerable areas of land are inundated by sheets of water whic~ are normal_ly shallow and slow flowing. Following the 1973 flood, several projects have been undertaken by the Council to minimize the effects of flooding. These include the construction of levees to prbtect residential areas along Hovells Creek and substantial works to improve drainage along Elcho Creek. These measures can be expected to reduce the detrimenta 1 effects of minor flooding. Goris i derab 1e areas of 1and in and around Lara are suitab 1e ·for rura 1 residential .and residential development and are not affected by flooding. A principle has therefore been adopted in the Structure Plan of prohibiting further residential or rural ~esidential development of flood-prone land. This principle would be varied-only when subdividing large allotments with an area sufficient for a house, related structures and effluent disposal areas above flood level. The construction of substantial structures or filling of land in the flood affected area would also be prohibited. In addition, the Council in conjunction with the Rural Water Commission of has recently rleased a management Study of the Hovells Creek Floodplain8• The recommendations contained in this report are as follows: "1. Designation of the 1973 flood profile pursuant to the_Drainage of Land Act. 2. Implementation of an improved flood warning system. 3. Dissemination of information to the Public regarding details of flooding and proposed alleviation works. 4. Provision of various flow containment works at a cost of $495,000.

7 Geelong Regional Commission : "Geelong Regional Floodland Studya, June 1979.

8 Rural Water Commission of Victoria and Shire of Corio: 11 Hovells Creek 11 Floodplain Management Study , Interim Report, August, 1984. 57 /LARA I . LEGEND V / /t AREAS UNDERLAID ·BY LIME STONE -- - (High Permeability) ·. <··. . AREAS UNDERLAID BY CLAY (Low . . t:; 1.::• .::<:\1 . _ Permeab1htyl! ·.· . ·. ·. ·. :-- .. ··. ·.. f:).::)~:J AREAS UNDERLAID BY BASALT 2 ····.::· .··.·•····· - . -- ( Low Permeability) ~ ARE AS SUBJECT TO FLOODING . . : .. _.:·· ...... ~ -- OTHER CONSTRAINTS SOIL & FLOOD·ING CONSTRAINTS· SCALE 1:40,000 Ires 500 lo I km. LARA STRUCTURE PLAN ----~ .3 MAP N° 4 I I - 17 - I I 5. Declaration of that area contained within the flow containment works as 11 land liable to flooding 11 pursuant to the Drainage of Land Act. 6. Future regional planning to give due consideration to the nature and extent.of flooding as further development takes place. 11

Once the floodplain is designated pursuant to the Drainage of Land Act, then the· flood land can be shown as 11 Land Liable To Flooding 11 on the Planning Scheme maps. 4.2- Geology, Soils and Permeability9 Geology Limestone is the main bedrock underlying Lara. East of Hovells Creek the limestone is overlaid by clay. The western extremity of the town is underlaid by basalt. Soils Soils in the basalt area are either duplex or uniform cracking clays. Colour varies from red to brown and black. Topsoil is generally clay loam and ·overlies heavy cracking clay of low permeability which is highly plastic and expansive. Red duplex soils predominate in the limestone areas. ·Topsoil is sandy loam to sandy clay loam over medium to heavy red clay. The clay is slowly permeable and moderately expansive. East of Hovells Creek the topsoil is brownish-grey sandy loam over a p_aler bleached layer of similar texture. Slowly permeable and moderately expansive clay underlies the loam. At higher levels this is a yellow, mottled, coarse medium clay of moderately strong blocky structure. At depth the clay becomes grey. Distinctive soils occur along the watercourses. Alluvial Terraces along Hovells Creek are generally composed of yellow duplex soils with a greyish-brown loam to sandy loam topsoi.l over a yellow, mottled, moderately coarse - structured greyish c 1ay. Elcho Creek and its associated drainage lines have dark uniform heavy clay soils. These are highly expansive and plastfc and have a very low· percolation rate. The poorly drained areas east of Hovells Creek and associated with Elcho Creek have soils which are usually closely related to the soils of adjoining areas, however the textures are more clayey and the colour is generally darker. Suitability for Residential Development ' Because of the various soils, some areas of Lara are more suitable for residential development than others. However, the less suitable areas can generally be built on provided appropriate footings are utilized. The limestone areas are generally the most suitable parts of Lara lor residential development although minor foundation problems may arise resulting from moderately expansive clays and shallow soil over limestone. Some areas have been quarried and filled and may consequently present foundation problems. 9 Soil Conservation Authority, Land Capability Report December 1979. 57 /LARA - 18 -

The bas a 1t areas are generally less suitable for residential development. Foundations resistant to the sub.stantial soil movement are necessary and blasting may be required for deeper or extensive excavations. The clay areas east of Hovells Creek are not well suited to residential development because the soil is impermeable and expansive! while drainage is poor. The remaining areas adjacent to watercourses are not considered to be suitable for residential development because of possible innundation problems. 4.3 Sewage Disposal · Sewerage Lara has been incorporated in the Geelong and District Water Board Ora i nage Area (shown on Map 5) and a sewerage scheme for the town is currently being implemented. The only sections of Lara previously sewered are the 11 Lara Park Estate11 subdivision which is served by a package treatment plant, discharging treated effluent into the Elcho Creek system and a small subdivision near Rennie Street. The remaining dwellings depend on septic systems or other methods of on-site waste disposal. With the exception of areas underlaid by limestone, this has proved to be unsatisfactory due to the poor absorption capacity of much of the ground and the consequent problems of discharge into watercourses. Pollution is particularly evident in Hovells Creek. In the mid 1970's, having regard to the limited capacity of the main outfall sewer serving the Geelong Urban Area and the recognised future· need for sewerage for the Heales Road industrial area, the Shire of Corio Council resolved to limit the population growth of the Lara township to approximately 7,000. As a result of Council's resolution, the Geelong Waterworks and Sewerage Trust (now Gee long and District Water Board), after consultation at officer level with the G.R.C., designed the Lara Sewerage Scheme to serve a population of approximately 7,000 persons. This Scheme came into operation at the end of 1983. The capacity of the Lara Sewerage Scheme could only be increased by: (a) duplicating the existing main sewer from Marshall; (b) decreasing the allocat'ion to other areas within the catchment (e.g. the Heales Road Industrial Area). The sewer _capacity for 7,000 residents must therefore be regarded af a major constraint on residential development in the Lara township 0• However, this population limit does not encompass the rural residential areas which do not require reticulated sewerage.

10 Geelong and District Water Board. 57 /LARA SEAEHOIP PMK I

- ID

·r- ·-· - -··

----'=~~~!----··. . ·.L...... I I T"""" ·-· 'T ' LARA STRUCTURE PLAN BOUNDARY OF DRAINAGE AREA

1 km. I G.& D.W. B. DRAINAGE.. AREA prepared by GEEL.ONG REGIONAL COMMISSION MAP No ~- - 20 -

Other Means of Effluent Disposal There are several means of effluent disposal apart from sewerage. These include package treatment plants, all..:waste septic systems and transpiration beds. · The effectiveness of these techniq~es depends on a variety of factors including: · the absorption capacity of the ground; satisfactory points of discharge; adequacy of maintenance; sufficient land area; size and density of development. One of the main reasons for undertaking a sewerage scheme for Lara was to reduce the pollution caused by the present effluent disposal systems. It is therefore important that the wastes from all dwellings which are not connected to the sewerage system be treated to a quality which will not adversely affect the environment. This should not present a significant prob 1em where deve 1opment occurs on permeab 1e areas (underlaid by limestone) however, considerable difficulties may be experienced where the ground is poorly drained and does not readily absorb liquid wastes (refer Map 4). It is therefore important that on rural residential allotments the waste disposal systems are designed appropriately. (All other zones with smaller minimum allotment sizes are required to be sewered under the Planning Scheme.) 4.4 Water Supply

Water is reticulated t~ Lara and ~he surrounding area from the Lovely Banks Service Basin. The system extends to Avalon Airfield in the south and Council has consistently argued for the system to be extended to service the You Yangs area to the north. The system has recently been upgraded between Lovely Banks and Lara to provide for the expanding population in and around the town. A population in excess of the capacity of this system, up to 10,000 people in and around Lara, would require an additional upgrading·of the system. Consequently the capacity of the existing system is , a significant constraint on deve 1opment. The ex tent of deve 1opment which can be served is a 1so affected by altitude and distance from the mains; the e~isting system provides barely adequate pressure in the Plains Road area • 4.5 Aircraft Noise

Avalon airfield is loc~ted approximately five kilometres east of Lara. The airfield is intensively used for airline pilot iraining in addition to its role as the Commonwealth Aircraft Factory. The pilot training function involves .a high concentration of use by large jet aircraft flying circuits over th~ surrounding countryside. These areas are therefore significantly affected by aircraft noise. In 1973 the Victorian Airfields Committee Report recommended stringent land use controls in the vicinity of Avalon Airfield, based on Noise Exposure Forecasts (N.E.F .) covering the period up to 1980. The I Airfields Committee has recently reviewed the N.E.F. taking into account changing technology and training oper1~ions as they will apply to the airport in the forecast period to 1990. I ! I. .g Geelong Waterworks and Sewerage Trust. Victorian Airfields Committee • . 57 /LARA - 21 -

The .original NEF took account of aircraft types which included Concorde, Boeing 707, 727, 747 and Douglas DC9. Research led to the development of quieter aircraft engines and the Department invoked restrictions on aircraft failing to .meet the noise certification standards of the International Civil Aviation Organisation. As a result, noisier aircraft have been replaced by quieter types and this wi 11 be a continuing process. Further, the i ntroduc ti on of Concorde did not eventuate. Jet pi lot training techniques have changed and in the current energy conscious environment, greater use is being made of simulators for licence renewal with a commensurate reduction in the ~mount of inflight training.· However, .. actual flight experience is still required for pilots undergoing conversion to new types of aircarft. These various factors have led to a significant reduction in the magnitude of the NEF now computed for Avalon compared to that app 1i cab 1e in the past. However, such reduction in size of the NEF does not mean that ·complaints of aircraft noise annoyance will decrease; rather the opposite may occur. The frequency of aircraft movement app 1i ed to an NEF considers the average daily occurrences; this does not fully cover the special needs of a training airport which can have days of few movements followed by periods of highly concentrated activity when annoyance levels will be higher than that indicated in the NEF. In these circumstances residential amenity will contiriue to be affected in the environs of this airport •.

A variation to the NEF now produced is the inclusi~n of stippled areas on the map which indicate in broad degree the flight paths of aircraft operating outs ide the NEF contours. and serve to warn residents of the relative extent of aircraft activity that can be anticipated in the area. These areas are shown _on Map 6. Since 1973, the recommendations of the Victorian Airfields Committee Report No.2, endorsed by the then Minister for Civil Aviation, the Victorian Minister. for Local Government and Statement of Planning Policy No.6 - Land-Use and Aerodromes, have been applied by the respective Responsible Authorities in the planning of areas affected by the critical noise contours. In the current situation, the NEF is based on the assumption of the continued operation of Avalon for commercial jet training. Should circumstances change and its use be contemplated for general aviation purposes, a new NEF would necessarily apply and the need for an east­ west runway would also then be an important consideration. The Committee considers Avalon might well be an appropriate reservoir for future general aviation purposes and therefore its potential in this respect should be protected from residential encroachment by whatever planning actions are available to the Town Planning Authorities responsible for the areas surrounding the airport •

. 57 /LARA N N

_x 0 1r=r¥C~rT(~n~ny~~$$.¥.¥~~~~~~=~::~:~~~=~~

LEGEND STRUCTURE PLAN

r··------~ 30-50% OF AIRCRAFT .,•• ::::::::::::::::::::::::: MOVEMENTS OVER THIS AREA. H Y H LON AIRPORT SCALE 1: 25,000 500_ -90 1 km. etres .-r~ LESS THAN 30%MOVEMENTS NOISE EXPOSURE OVER THIS AREA. FORECAST epared by EELONG REGIONA C - 23 -

While Avalon continues to be used as an aerodrome for jet training purposes, the Committee recommends that: In the case of existing urban zones or lands otherwise committed to urban development at Lara and Little River townships, infilling could continue. Land within the 25 NEF contour and above, as defined on the Noise Exposure Forecast map, should not be rezoned for residential purposes. (It should be noted that th~s contour is restricted to an area in the immediate vicinit of the airfield and does not directly affect the study area • Wide publicity should be given to the likely noise nuisance in the general vicinity of the airport by all available means including public display of the NEF map by planning authorities and the Noise Abatement Committee for the airport. Applicants for town planning certificates in areas between the airport and the outer 1imit of the area defined as subject to aircraft circuit flyover, should. have their attention drawn to the NEF map and information displayed by notes attached to the certificates. Whilst areas outside the 25 NEF Contour, including the areas defined as ~ubject to varying degrees of aircraft circuit activity, are unable ·to · be related to the technical NEF approach they are subject to significant noise nuisance. The Committee, cognisant of the Statement of Planning Policy, is strongly of the opinion that additional residential zoning or subdivision that would allow increased densities in these areas shou 1d be discouraged. The Committee expressed this view bearing in mind· that, as there is no evidence of a shortage of appropriately · zoned land, the question of inhibiting . growth . opportunities in the areas concerned is not a valid consideration. 4. 6 Other Barr i·ers to Growth The directions in which the Lara township may develop are to some extent defined by committed land uses which create barriers to growth. The most clearly defined barriers are: (a) The Princes Freeway, which defines the south-eastern edge of the town. (b) Existing Rural Residential type subdivisions, which define much of the western, northern and eastern extremities of the town. (c) Established land uses, notably Serendip Research Station, which affects much of the northern boundary. (d) The Geelong-Melbourne Railway, which isolates various areas particularly to the south-east of the town. (e) Aircraft noise associated with Avalon Airfield which affects much of Lara, particularly towards the east. The only .areas not significantly constrained by these barriers are located to the north-west and south-west of the town. Residential development in both these areas is restricted by other constraints, particularly flooding • . 57 /LARA . ,.-----~ -~---- LEGEND @S?m RESIDENTIAL f!•:•:•:·=·~ LOW DENSITY RUIOENTIAL .... • RURAL RIESIDIENTIAL I I RURAL LAND I, g . ·~~ PUILIC ON:N SPACIE

/

LONG TERM RURAL RESIDENTIAL EXPANSION .

AVALON AERODROME

SALT

WORKS

- STRUCTURE PLAN SCALE 11 40,000 et res 500 jo 1 km:t. LARA STRUCTURE PLAN r ..,.._... . . l Prepared by GEELONG REGIONAL COMMISSION MAP NO 7 - 25 -

5. STRUCTURE PLAN 5.1 OBJECTIVES The main discriminatory objectives of the Lara Structure Plan are summarised as follows: to ensure that the residential development potential ·is directed to the most suitable land. to prevent further residential development on land liable to flooding. to encourage varied residential allotment sizes·. to protect viable agricultural land from further subdivision. to discourage further residential development in areas substantially affected by aircraft noise. to consolidate development so as to ensure the economic and efficient utilisation of public utilities. to encourage future commercial facilities to locate centrally. to ensure there are suitable locations for future community facilities.

5.2 DISCUSSION OF POLICIES 5.2.1 Residential Proposals I Residential Development

11 11 The areas in Lara which are presently zoned Residential A , Reserved Res i denti a 1 and Rura 1 Future Urban on the Gee 1ong Region a 1 P1 ann i ng Scheme· would, if fully subdivided at normal residential densities, yield a total of more than 2,600 residential allotments. If fully developed these allotments would fully utilize the intended capacity of the sewerage system. Consequently no additional residential re-zonings can be considered unless existing zones are developed at a lower average density. Po 1 icy * No additional areas shall be set aside for conventional residential development other than those areas identified in this Structure P1 an, except where it is economically des i rab 1e .and in accordance with proper planning principles to allow minor residential development. Low Density Residential The existing zonings around Lara do not specifically provide for the subdivision of land into allotments between 0.07 hectares (Residential) and 1.25 hectares (Rural Residential). There are some areas where allotments between these two extremes would be desirable, at a Residential •c• density (average allotment size 57 /LARA - 26 -

0.4ha), provided that sewerage is available. The Structure Plan identifies three such areas where low density residential development would be suitable, having regard to the proximity to sewerage, the physical characteristics of the land and the locations which provide a transition between Residential and Rural Residential development. Po 1icy * All proposed low density residential areas shall be zoned Rresidential C and development shall be monitored by Council to ensure the most efficient utilization of services. Residential C areas shall be included in the reticulated sewerage area • All allotments within Residential C areas shall be provided with electricity, reticulated water and sewerage prior to sale. Rural Residential The· existing zoned and subdivided Rural Residential areas provide adequate land for up to 20 years at present development rates. No further rezoning on the periphery of Lara is therefore appropriate for some time. However, two. areas c 1ose to the town would be appropriate for rezoning in the shorter term the area between the Princes Highway and McClelland Avenue and the land between Windermere Road and the Lara Primary School~ Both areas have been substantially fragmented and Rural Residential Zones would allow suitable infill. If the demand for Rural (Residential) allotments does continue, and additional rezonings become appropriate, development should occur in the area east of O'Hallorans Road, to the south of Patullos Road. Consideration could also be given to permitting the subdivision of larger allotments to accommodate specific purposes of animal husbandry or agriculture, provided the creation of such allotments can be justified by the Commission's Farming Advisory Committee. Carefully designed development of larger allotments in this area could, over a period of time, create a buffer between Lara and the industrial area to the south. Further development to the north, into established agricultural land, should not occur. Policy * No additional areas shall be set aside for Rural Residential development other than those areas identified in this Structure Plan. • All allotments within Rural Residential areas shaTl be provided with electricity and reticulated water supply. 5.2.2 Community Facilities Schools As the population of Lara continues to grow, additional school capacity will be required.

57 /LARA ROAD

1

I 1\) ID I

4 . \d

For ZONE LEGEN Refer MAP Scale FOR DETAILS OF NUMBERED AREAS REFER PROPOSED ZONINGS TEXT PAGE 31

EXISTING ZONES LARA STRUCTURE. MAPPLAN NO 8 - 28 -

Policy * The Centreway shall be developed as the commercial centre for Lara. All future commercial development shall locate in the Centreway.

5.2.3 Open Space

Lara has large areas of Public Open Space. This existing supply will probably be augmented by further acquisition of floodland and the development of an open space system along Hovells Creek. The Strategy therefore provides for the continuing development of open space systems to incorporate land along the creek systems in addition to provision elsewhere in the town. The use of railway land for .public or private recreational purposes is also feasible.

Policy * Council shall continue the development of open space spines along the creek systems.

5.2.4 Industry

It is not envisaged that any major additional industrial development will occur in Lara. Future development is expected. to occur to the south in the Heales Road Industrial area and possibly at Point Wilson. Development in this area will provide increased employment opportunities for Lara residents. ·

Whilst a major demand for industrial land is not anticipated, every effort should be made to encourage future industrial U?es to establish"._" within. the appropriately zoned areas, and also to. encourage current 11 non-conforming .. uses to relocate to such industrial areas.

The appropriate areas for the location of future service and repair industries to serve the local community are; the Service Business Zone on the corner of McClelland Avenue and Hicks Street; the Special Industrial Zone abutting the overpass and the railway land fronting Hicks Street and Mill Road.

Policy * All future development of a service business· or industrial nature is to be confined within the appropriate zones and Council shall ensure that a high level of amenity is maintained particularly where such uses abut residential zones.

57 /LAM .. a

Q'

il

J LEGEND

RURAL GENERAL . FARMING

( ...... 1 ...... ·.·.·.·.·.·.·.·.·.·...... RURAL FUTURE URBAN VZV:J RURAL RESIDENTIAL . ~~9 RURAL FLOODLAND

I <1 RESIDENTIAL A

~ RESERVED RESIDENTIAL

DISTRICT BUSINESS

LOCAL: BUSINESS VI I * I 0 I l!l!l!l!l:lll:l:l:l:il SERVICE BUSINESS

I T I INDUSTRIAL A

~ SPECIAL INDUSTRIAL

111111111111 RESERVED INDUSTRIAL

W'/2.1 SPECIAL USES r;~)i.;'i.$;j PUBLIC OPEN SPACE( EXISTING )

~±±±±±H PUBLIC PURPOSES (EXISTING) SCALE I: 10,000

M ~ EXISTING ARTERIAL ROAD EXISTING ZONES LARA STRUCTURE PLAN

MAP NO SA I ---~- ~-

- 31 -

6. IMPLEr-t::NTATION No Structure Plan is comple te withou t a programme fo r implemen tation and whilst i t may no t be po ssi ble or even desirable t o key the programme into a fi xed time f ramewor k, nevertheless it should be pos sible to promote orderly development by controls available to the Responsibl e Au t hority under a vari ety of statutes. Insofar as this Plan is concerned generally with consolidation rather than expansion of the ex i sting urban boundar i es, impl ementation will primarily be effected by the controls provided under the Geelong Regional Planning Scheme.

It may appear that too much rura 1 resi denti a 1 1and is being recommended for rezoning. However, a closer exam i nation will show that much of the land is already subdivided and substantial development has taken place . The recommended rezonings will not create significant additional capacity for development but will allow the servicing authorities to design with greater economy and certainty. These rezonings will obviate the need for further rezonings in the Lara area for the next 10-15 year time frame. Immediate implementation of the following rezonings will not only provide for the most efficient utili zation of land, but will also provide landowners with certainty as to the potential of the land. Further, it will allow suitable "infill" in areas of fragmented development. 6.1 Areas to be Rezoned (Refer Locality Maps 8 and 8A, pages 29 and 30) Areas 1, 2, 3, 4 & 5 (Refer detailed plans, pages 34 to 38) The allotment structure of most of these areas is already in a Rural Residential form (approx. 2 ha.) and a substantial number of the allotments have been developed for rural residential living. This rezoning therefore merely acknowledges the existing conditions. The recommended zone is Rural Residential. This isolated piece of Rural Floodland within Area 4, was zoned Floodland because it was covered with sheet water during the 1973 Lara floods. However, filling and drainage works, undertaken by both landowners and the Council, have removed the flooding problem and therefore it is appropriate that the Flood 1and zan i ng be removed. The recommended zan i ng is Rural Residential. Areas 6, 7, 8 - (Refer detailed plans, pages 38 to 39) These areas have been substantially fragmented and a Rural Restdential zoning would allow suitable infill development. The areas are well located with respect to shops, schools and transport. The recommended zoning is Rural Residential. Areas 9 & 10 (Refer detailed plan, page 40) These two areas are oddments of Rura 1 Genera 1 Farming land located directly south of Windermere Road. The areas are relatively close to schools and shops and the rezoning of these areas will complete the rezoning of Rural General Farming land to the south of Windermere Road and east of 0 • Ha 11 orans Road. The recommended zoning is Rural Residential.

57 /LARA - 27 -

The Education Department considers, however, that the two existing primary school sites have sufficient area to cater for the projected population increases. The Lara State School site also has sufficient area to permit a Post Primary School to be developed if required. Policy * The possible future need for a post primary school to be located at Lara should be monitored by the Education Department. If required in the future, a post primary school shall be located adjacent to the Lara State School. Shops Predictions- incorporated in the Geelong Regional Retail Strategy indicate that the area of retail floorspace required in Lara will almost double before the turn of the century. Despite this predicted increase, there is currently more land zoned than will ever be needed, given the population ceiling caused by servicing constraints. The northern section of the Centreway was subdivided a number of years ago but is still undeveloped. In addition, the southern section has a number of vacant shop sites. The existing shops in the Centreway constitute "strip" development and : from a planning point of view it would be preferable if the Centreway was more consolidated. Consolidation of the Centreway would enable the integration of the shops and car parking by way of arcaded development. Given contemporary shopping trends, it is unlikely there will be a large demand for further speciality shops however, provisio~ should be made for increased supermarket facilities. - There is ·a need to upgrade the Centreway and make it more functionally efficient and attractive. Currently the centre is not particularly attractive as there is lack of cohesion in the design of the buildings · · and a 1ack of 1and scapi ng. A1 so the vista north is of -a vast area of undeveloped land which adds nothing to the visual amenity of the area. A more consolidated centre would enable a townscape improvement scheme to be undertaken. · With the above in mind, the Council has been negotiating with the owner of most of the land in the Centreway in an attempt to prepare a local development plan for the area. The owner has engaged a firm of Planning Consultants to draw up a concept plan. The current proposal involves the rezoning of the southern section of car park to District Business and the rezoning of the northern portion of the Centreway and the adjoining car park to Residential A. The actual rezoning boundaries have yet to be finalised. One main problem with any townscape improvement scheme is the restrictions imposed by the existence of the overhead power lines. The Council should hold di.scussions with the State Electricity Commission of Victoria to assess the practicality of relocating the power lines underground. Further expansion of the shopping area at the Patullos Road-Forest Road intersection will be discouraged because further expansion can only occur at the expense of residential uses and because traffic problems at the 6 way intersection would be worsened. The centre is also poorly located to serve Lara as a whole. 57 /LARA - 32 -

Area 11 (Refer detailed plan, page 41) This area is currently zoned Reserved Residential. However, the northern portion has been subdivided and developed at a Residential C density with an average allotment size of 0.8 hectares. Whilst the southern portion is currently used for ·agricultural purposes, its proximity to shops and a school make it an appropriate area for low density residential development. The recommended zoning is Residential C. Area 12 (Refer detailed plan, page 41) This area, west of the railway line, is currently zoned Reserved Residential. However, it is undeveloped and would be an appropriate area for Rural Residential ·development with the larger blocks serving as a buffer between residential development and the busy railway line. The recommended zoning is Rural Residential. Area 13 (Refer detailed plan, page 42) This area, east of Rennie Street, is already in fragmented titles and its current zoning of Rural General Farming, is inappropriate.· Rezoning the area to Residential C will allow resubdivision which will provide increased low density residential capacity. The recommended zoning is Residential C. Area 14 (Refer detailed plan, page 42) The area between Forest Road arid Kees Road is currently zoned Rural Residential. However, most of the allotments are 4 hectares and could be resubdivided to provide low density resi­ dential allotments. The recommended zoning is Residential C. Area 15 (Refer detailed plan, page 43) This area is currently zoned Rural Future Urban and as such has been committed to urban uses. To enable consolidation of the township it is appropriate that this area be rezoned to Reserved Residential. Area 16 (Refer detailed plan, page 43) This area i$ currently zoned Rural General Farming. However, the Lara Lake Primary School is located on the opposite side of Forest Road and it would be preferable to consolidate development around this area by extending the existing Reserved Residential zone further south. The recommended zoning is therefore Reserved Residential. Area 17 (Refer detailed plan, page 44) This very small pi.ece of Rural General Farming land fronting Patullos Road is an anomalous zoning. According to Council records the land is floodprone and therefore should be zoned as such. The recommended zoning is Rural Floodland. Area 18 (Refer detailed plan, page 44) This land is currently zoned Public Purposes - Car Park. However, in order_ to canso 1 i date_ the Centreway, it wou 1d be more appropriate for this area to be rezoned to enable the integration of the shops and parking. The recommended zoning is therefore District Business •.

57 /LARA - 33 -

Area 19 (Refer detailed plan, page 44) This area is currently zoned District Business, Public Purposes - Car Park and Public Open Space. In order to consolidate the Centreway it is desirable that this area be rezoned. The Public Open Space is an anomaly anyway, and was mistakenly zoned in the first place. The recommended zoning is Residential A in accord with the adjoining zone to the north. Maps 8 and 8A show the general locality of the rezoning proposals, whilst the diagrams on pages 34 to 44 inclusive show the proposals in detail. Implementation of this Structure Plan will provide the planners, the residents (both present and future) and the landowners with certainty as to future land uses. It will allow for a range of lot sizes to suit the variety of lifestyles evident in the area, will preserve and enhance the character of Lara and stabilise the land us~ pattern for the next 15 years or more. However, this Structure Plan should not be seen as an inflexible document. If regular monitoring indicates deficiencies it should be changed after consultation with the relevant authorities and interested local residents. Opportunities and constraints change over time and the Structure Plan must be viewed within this context.

57 /LARA· - 31\ -

\ \

~EA l~ EXISTING ION£.: Rura1 Genera1 Farming

PROPOSED ION£~ Rural Residential \ \ \ - 35 -

SCALE I : 12500

AREA 2:

EXISTING ZONE: PROPOSED ZONE: Rural General Farming Rural Residential - 36 -

SCALE I : 10000

AREA 3: EXISTING ZONE: PROPOSED ZONE: Rural General Farming Rural Residential - 37 -

SCALE I: 10000

AREA 4:

EXISTING ZONES: (A) Rural General Farming (B) Rural Floodland.

PROPOSED ZONE: Rural Residential - 38 - I,_ - . I r/1 @ ..._ - I ~ I I ~ I - " - y '--- I ~I - I I - "I IR IL RAL, RESIDENTIAL I -1 -~ !I lllj It r I _jj

I I I-- ~~- I -- y L /J !i LJ \00 f

AREA 5:

EXISTING ZONE: PROPOSED ZONE: Rural General Farming Rural Residential

SERENOIP PARK

AREA 6:

EXISTING ZONE: PROPOSED ZONE: Rural General Farming Rural Residential - 39 -

AREA 7:

EXISTING ZONE: Rural General Farming

PROPOSED ZONE: Rural Residential

AREA 8:

EXISTING ZONE: Rural General Farming

PROPOSED ZONE: Rural Residential - 40 -

AREA 10:

EXISTING ZONE: Rural General Farming

PROPOSED ZONE: Rural Residential

AREA 9:

EXISTING ZONE: Rural General Farming

PROPOSED ZONE: Rural Residential - 41 -

AREA 11:

EXISTING ZONE: Reserved Residential

PROPOSED ZONE: Residential C

RURAL AREA 12: RESIDENTIAL EXISTING ZONE: Reserved Residential

PROPOSED ZONE: Rural Residential

SCALE I: 10000 - 42 -

. 1/1 u JJ - 11 I r lllJJ ~ Jf!l .

TI NG ZONE: 0 EXISRural Genera l Farm1ng PROPOSED ZONE: Residential C

t:::ill I 1f

SCALE ~ 0

AREA 14:

EXISTING ZONE: 0 Rura 1 Re sidentlal

PROPOSED 0 ZONE: Residentlal C

!

PATULLO$ - 43 -

AREA 15:

EXISTING ZONE: · Rural Future Urban

PROPOSED ZONE:

AIICHI .. EOES Reserved Residential

AREA 16:

EXISTING ZONE: Rural Ge~eral Farming

PROPOSED ZONE: Re~erved Residential - 44 -

AREA 17: EXISTING ZONE: Rural General Farming PROPOSED ZONE: Rura 1 F1 ood 1and

STATION LAKE ROAD

SCALE : I : 5 000

AREA 18: AREA 19: EXISTING ZONE: EXISTING ZONES: Public Purposes - Car Park District Business Public Purposes - Car Park PROPOSED ZONE: Public Open Space District Business PROPOSED ZONE: Residential A - 45 -

REFERENCES

* Australian Bureau of Statistics

.I * Municipal Rate Records & Building Permits * Population Trends 1971-1976- G.R.C., 1978 * Population Forecasts for the Geelong Region 1976-2001 - G.R.C., 1979. * Geelong Region Retail Strategy - G.R.C. 1978. f * The Geelong Region Rural Residential Living Strategy- G.R.C., 1983. Rural Water Commission of Victoria and Shire of Corio: * 11 11 Hovells Creek Floodplain Management Study , Interim Report, August 1984.

57 /LARA ij F 0 Atkinson Government Printer Melbourne Gt.E : L